old house problems august 2013
TRANSCRIPT
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Common Problems in Older HousesOrange County Association Of Realtors August 07, 2013
HomePro New YorkM. Douglas Myerswww.HomeProNY.com 1-800-724-7088
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What is an Old House?
Over 10 Years?25 Years?50 Years?100 Years?200 Years?400 Years?
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Ageing An Old House
Timber Frame – Roman Times to Today.Balloon Framing – 1880’s – 1950’sPlatform Framing – 1950’s – TodayModern Era – 1960’s - Today
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Timber Framing
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Balloon Framing
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Platform Building
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Ageing A House By Its Plumbing
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Ageing A House By Its Electrical
Knob and Tube – 1880’s – 1940’sCloth NM Cable – 1940’s – 1960’sPlastic NM Cable – 1960’s – PresentBX or Armored Cable – 1950’s – Present.Fuses – 1880’s – 1960’sBreakers 1950’s - Present
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Common Old House Problems
StructureElectricalHeating and Air ConditioningPlumbing
Basement and Crawl SpaceAtticExteriorsEtc.
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Common Home Problems
Top 10 Problematic Concerns
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Surface Grading and Drainage:
Not correctly installed. This problem is the most frequent in number of occurrences. Water problems in basements are found to be mostly as a result of incorrect grading and drainage.
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Poor Ventilation
Insufficient roof vents, blocked soffit ventilation and no air circulation in basement areas are most prevalent. Many basement areas require dehumidifiers. Low insulation levels are often found.
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Incorrect Electrical Wiring
Undersized electrical services are the number one concern here.
Additional problems include Old wiring Exposed live wires Open boxes No GFCI or AFCI protection
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Roof Damage
Roof leakage or shingles nearing their rated life and caulking on flashing not attended to every year are the biggest culprits.
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Heating Systems
Dirty filters, no annual servicing, seized humidifiers, blocked chimneys and unsafe exhaust systems. This could lead to high CO levels.
Old boilers and furnaces
Old buried fuel tanks.
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Plumbing
Galvanized pipes and lead soldering could lead to problems, possibly needing correction.
Old and unsafe water heaters
Old septic systems with steel tanks
Dug wells and springs
Poor water quality
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Structural Related Problems
As a result of problems in other areas, spillover onto roof structure, floor joists, beams and foundations may occur, requiring serious alterations. Foundation cracking is often present but seldom of a serious nature.
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Poor Maintenance
Exterior paint, wiring, plumbing and minor masonry repair.
Landscaping, grading, gutters and leaders.
Cleaning
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Miscellaneous
Minor interior items, not affecting the integrity of the house.
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Structural Problems
FoundationRoofingFraming
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Bowed Foundation Wall
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Cracked Foundation Blocks
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Failing Block Foundation
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Collapsed Block Foundation
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Brick Foundation Failure
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Improper Block Column
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Braced Block Foundation Wall
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Braced Block Foundation Wall 2
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Braced Block Foundation Wall 3
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Deteriorated Foundation Blocks
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Amateur Repairs
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Floor Framing Rot
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Wood Column Rot
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Fire Damaged Floor Structure
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Split Roof Rafter
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Cut rafter improperly supported
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Cut rafter properly supported
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Cut Floor Joist
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Cut Floor Joist For Door
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Collapsed Timber Frame
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Floor Rot From Leaking Plumbing
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Crawl Space Damage
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Insect Damage
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Powder Post Beetles
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Termite Damage
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Termite Damage
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Carpenter Ants
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Carpenter Ant Frass
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Termite Control System
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Carpenter Ant Damage
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Very Large Termite Problem
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Electrical Problems
• Undersized services
• 30 and 60 amp services
• 110v services
• Old style wiring
• Knob and Tube
• 2 wire cable
Deteriorated wiring
• Electrical Hazards
• Poor connections
• Missing junction boxes
• Aluminum wiring
• Etc.
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Knob and Tube Wiring
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Knob and tube wiring with over fusing
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Knob and Tube Wiring
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Old Fuse Panels
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Burned Service Cable
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Poor Connections
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Over fusing And Double Taps
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Double Tapped Circuits
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Service Entrance In Contact With Downspout
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Improperly Located Bathroom Switch
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Knob And Tube In Attic
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Knob And Tube Fire Damage
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Over fusing
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Secure Service Wire
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Frayed Electrical Service
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Improperly Installed Tandem Breakers
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Neutral Wires Used As Hot Wires
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Bundled Neutral Wiring
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Improperly Located Wiring
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Heating And Air Conditioning
• Oil Heat
• Gas Heat
• Electric Heat
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Poor Vent Location
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Furnace Fire
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Back drafting Boiler
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Boilers In Trouble
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Energy Efficiency
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Furnace’s In Trouble
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Cracked Furnace Heat Exchanger
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Asbestos On Heating Systems
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Underground Storage Tanks
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Leaking Buried Tank
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Evidence Of Buried Fuel Tank
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Evidence Of Buried Fuel Tank
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Buried Tank Removal
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Leaking Above ground Fuel Tank
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Plumbing
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Corroded gas piping
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Frozen Pipes
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Water Heater Vent Pipe
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Too Many Vents In Chimney
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Leaking Drain Line
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Improper Drain Line Connection
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Cracked Main Sewer Drain
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Leaking Shower Drain
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Improper Extension Pipe On TPR
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Exteriors
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Chimneys
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Exterior Chimney
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Chimney Never Completed
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Deteriorating Flue Liner
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Chimney In Need Of Rebuilding
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Roof Concerns
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Asbestos Shingles
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Failed Asphalt Shingles
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Failed Asphalt Roof
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Improper Valley Flashing
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Wind Damaged Roofing
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Failing Built Up Roofing
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Improper Flat Roof Flashing
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Failing Paint On Aluminum Siding
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Rotting Porch Structure
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Rotted Window Sills
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Window With Interior Damage
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Window With Wall Removed
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Drainage and Grade
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Downspout misdirecting water
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Old Cast Iron Drains
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Water Signs In The Basement
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Poor Yard Drainage
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Failing Retaining Wall
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Water Damaged Sheathing
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Interior Concerns
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Leaking Flashing In The Attic
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Rot And Mold In Attic From Poor Ventilation
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Broken Window Seals
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Improper Electric Eye Location
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Proper Electric Eye Location
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Missing Insulation